Authored by the expert who managed and guided the team behind the Netherlands Property Pack
Everything you need to know before buying real estate is included in our The Netherlands Property Pack
Rotterdam's property market enters 2026 with prices still climbing, though at a gentler pace than the boom years before.
Whether you're a first-time buyer, an investor, or simply curious about where Rotterdam's housing market is headed, this guide breaks down the numbers and trends you need to know.
We keep updating this article as new data comes in, so you're always looking at the freshest picture of Rotterdam property prices.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Rotterdam.
Insights
- Rotterdam's average property price of around €460,000 in January 2026 sits below the Dutch national average, but that gap has been shrinking as the city attracts more buyers priced out of Amsterdam.
- Former industrial waterfront areas like Katendrecht and Kop van Zuid are now among Rotterdam's fastest-appreciating neighborhoods, with transformation projects turning old port zones into sought-after residential hubs.
- Ground-bound family homes in Rotterdam, such as terraced and corner houses, are rising faster in value than apartments because they're simply much rarer in this apartment-heavy city.
- The investor sell-off of former rental properties is adding supply to Rotterdam's market in 2026, which may slow price growth but also creates buying opportunities for owner-occupiers.
- Rotterdam property prices grew about 7% over the past 12 months, matching the national pace, but banks expect the city's growth to cool to around 3% in 2026.
- The newly opened A16 Rotterdam highway and A24 Blankenburgverbinding are already shifting buyer interest toward previously overlooked edge neighborhoods with better commute times.
- Energy-efficient homes in Rotterdam command a noticeable premium over similar properties with poor energy labels, and this gap is expected to widen over the next five years.
- Rotterdam's 5-year property price forecast suggests cumulative growth of about 20%, which works out to roughly 3.7% per year, far steadier than the double-digit surges of 2021 and 2022.
What are the current property price trends in Rotterdam as of 2026?
What is the average house price in Rotterdam as of 2026?
As of early 2026, the average house price in Rotterdam stands at approximately €460,000 (around $480,000 USD or €460,000 EUR), which is below the Dutch national average but reflects strong demand in this major port city.
When you look at price per square meter, Rotterdam properties average around €5,500 per m² (about $5,750 USD per m²), though this varies significantly depending on whether you're looking at a renovated apartment in the city center or a family home in the outer districts.
For a realistic sense of what most buyers actually pay, about 80% of property purchases in Rotterdam fall between €250,000 and €700,000 (roughly $260,000 to $730,000 USD), with apartments at the lower end and spacious family homes at the top of that range.
How much have property prices increased in Rotterdam over the past 12 months?
Rotterdam property prices increased by approximately 7% over the past 12 months (January 2025 to January 2026), which means a home worth €430,000 a year ago would now sell for around €460,000.
That 7% figure is a citywide average, but price increases varied across property types: well-maintained family homes in popular districts saw gains closer to 8-9%, while some older apartment buildings in less trendy areas grew by only 5-6%.
The single biggest factor behind Rotterdam's price growth has been the persistent housing shortage, as the city simply has not built enough new homes to keep up with the number of people wanting to live there.
Which neighborhoods have the fastest rising property prices in Rotterdam as of 2026?
As of early 2026, the three Rotterdam neighborhoods with the fastest rising property prices are Katendrecht, Oude Noorden, and Middelland, all of which share a common trait: they were once overlooked but are now catching up rapidly to the city's established premium areas.
Katendrecht has seen annual price growth around 10-12%, Oude Noorden around 9-10%, and Middelland approximately 8-9%, which means buyers in these areas have gained significantly more equity than those in already-expensive districts like Kralingen.
The main driver behind this growth is what locals call the "spillover effect," as buyers priced out of Rotterdam's traditional premium neighborhoods discover these transformation areas offer similar urban living at more accessible price points.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Rotterdam.
We have made this infographic to give you a quick and clear snapshot of the property market in the Netherlands. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Rotterdam as of 2026?
As of early 2026, the property types in Rotterdam ranked by appreciation rate are: ground-bound family homes (terraced, corner, and semi-detached houses) at the top, followed by energy-efficient apartments, then standard apartments, with older apartments needing renovation at the bottom.
The top performers, quality terraced and corner houses in good locations, are appreciating at roughly 8-10% annually in Rotterdam, outpacing the citywide average by a meaningful margin.
The reason these homes outperform is simple scarcity: Rotterdam is dominated by apartments, so when families decide they want a house with a garden and ground-floor living, they're competing for a much smaller pool of available properties.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Rotterdam?
- How much should you pay for a house in Rotterdam?
- How much should you pay for an apartment in Rotterdam?
- How much should you pay for a studio in Rotterdam?
What is driving property prices up or down in Rotterdam as of 2026?
As of early 2026, the three main factors driving Rotterdam property prices are the persistent housing shortage (pushing prices up), rising household incomes that increase borrowing capacity (pushing prices up), and the wave of former rental properties hitting the market as investors sell (creating some downward pressure).
The factor with the strongest upward pressure remains the housing shortage: Rotterdam needs thousands more homes than are being built each year, and this gap between demand and supply keeps bidding wars alive even as the market cools elsewhere.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Rotterdam here.
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What is the property price forecast for Rotterdam in 2026?
How much are property prices expected to increase in Rotterdam in 2026?
As of early 2026, Rotterdam property prices are expected to increase by approximately 3% over the course of the year, which is noticeably slower than the 7% growth seen in 2025 but still represents positive momentum.
Forecasts from different Dutch banks and institutions range from about 2.5% to 4.5% for Rotterdam specifically, with most analysts clustering around that 3% middle ground.
The main assumption behind these forecasts is that mortgage rates will stay relatively stable and household incomes will continue growing modestly, allowing buyers to keep bidding but without the urgency that drove prices up faster in previous years.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Rotterdam.
Which neighborhoods will see the highest price growth in Rotterdam in 2026?
As of early 2026, the Rotterdam neighborhoods expected to see the highest price growth are Katendrecht and Kop van Zuid in the Feijenoord district, Middelland and Lloydkwartier in Delfshaven, and Oude Noorden in the Noord district.
These top neighborhoods are projected to see price growth of 4-6% in 2026, outperforming the citywide average of around 3% because they still offer relative value compared to Rotterdam's most expensive areas.
The primary catalyst is ongoing urban regeneration: these areas benefit from new restaurants, improved public spaces, and a growing reputation as "the next place to be," which attracts buyers willing to pay more than last year's prices.
One emerging neighborhood that could surprise with higher-than-expected growth is Nesselande in the Prins Alexander district, where water-front family living and good schools are drawing buyers who want space without leaving the city entirely.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Rotterdam.
What property types will appreciate the most in Rotterdam in 2026?
As of early 2026, the property type expected to appreciate the most in Rotterdam is the well-maintained terraced or corner house in a popular district, as these family-friendly homes remain scarce in a city dominated by apartments.
These ground-bound family homes are projected to appreciate by 4-5% in Rotterdam during 2026, compared to around 2.5-3% for standard apartments.
The main demand trend driving this outperformance is family formation: young professionals who bought apartments five years ago are now having children and competing fiercely for the limited supply of houses with gardens and multiple bedrooms.
On the other end, older apartments with poor energy labels are expected to underperform in Rotterdam during 2026, as buyers increasingly factor in future renovation costs and energy bills when making offers.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the Netherlands versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How will interest rates affect property prices in Rotterdam in 2026?
As of early 2026, interest rates are expected to have a stabilizing rather than dramatic effect on Rotterdam property prices, meaning rates aren't low enough to spark a buying frenzy but aren't high enough to significantly dampen demand either.
Dutch mortgage rates currently hover around 4-4.5% for typical fixed-rate products, and most forecasters expect them to stay in this range or drift slightly lower through 2026, which supports steady but unspectacular price growth.
As a rough rule of thumb, a 1% increase in mortgage rates typically reduces what Rotterdam buyers can afford by about 8-10%, which would translate into softer prices if rates rose unexpectedly; the opposite is also true if rates fell meaningfully.
You can also read our latest update about mortgage and interest rates in The Netherlands.
What are the biggest risks for property prices in Rotterdam in 2026?
As of early 2026, the three biggest risks for Rotterdam property prices are a surprise jump in mortgage rates (affordability shock), a larger-than-expected wave of former rental properties flooding the market (supply glut in certain segments), and a broader economic downturn that hurts employment and incomes.
The risk with the highest probability of materializing is the continued investor sell-off of rental properties, as Dutch tax and regulatory changes have made buy-to-let less attractive, and Rotterdam as a major city will feel this supply wave more than rural areas.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Rotterdam.
Is it a good time to buy a rental property in Rotterdam in 2026?
As of early 2026, buying a rental property in Rotterdam can still make sense, but only if your investment plan works under conservative assumptions rather than relying on rapid price appreciation or historically high rental yields.
The strongest argument for buying now is that Rotterdam's housing shortage isn't going away anytime soon, which means rental demand will remain solid and your property should hold its value even if short-term price growth disappoints.
The strongest argument for waiting is that the ongoing sell-off of former rental properties by other investors is adding supply to the market, which could mean better buying opportunities or lower competition in six to twelve months.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Rotterdam.
You'll also find a dedicated document about this specific question in our pack about real estate in Rotterdam.
Buying real estate in Rotterdam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Rotterdam?
What is the 5-year property price forecast for Rotterdam as of 2026?
As of early 2026, Rotterdam property prices are expected to grow by approximately 20% cumulatively over the next five years (through the end of 2030), which would mean a €460,000 home today could be worth around €550,000 by then.
The range of 5-year forecasts spans from a conservative 12-15% (if rates rise and supply improves faster than expected) to an optimistic 25-30% (if shortages persist and economic conditions stay favorable).
That 20% cumulative growth works out to roughly 3.7% per year on average, which is solid appreciation but far calmer than the double-digit annual gains Rotterdam saw in 2021 and 2022.
The key assumption behind most 5-year forecasts is that the Netherlands will not build enough new homes to close the housing shortage gap quickly, keeping structural upward pressure on Rotterdam prices even through periodic cooling phases.
Which areas in Rotterdam will have the best price growth over the next 5 years?
The top three areas in Rotterdam expected to deliver the best price growth over the next five years are the Zuid/Feijenoord transformation zone (including Katendrecht and Kop van Zuid), the Delfshaven district (especially Middelland and Lloydkwartier), and parts of Noord close to the city center (like Oude Noorden and Bergpolder).
These top-performing areas could see cumulative 5-year price growth of 25-35%, outpacing the citywide average of around 20% because they combine relative affordability today with ongoing neighborhood improvements.
This 5-year outlook is similar to our shorter-term forecast in terms of which areas lead, but the gap between "catch-up" districts and already-expensive premium areas like Kralingen tends to widen over longer periods as transformation projects fully mature.
The currently undervalued area with the best potential for outperformance over five years is Carnisse in Rotterdam Zuid, where prices remain well below the city average but improving transport links and spillover from nearby regeneration could drive outsized gains.
What property type will give the best return in Rotterdam over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over five years in Rotterdam is the well-located terraced or corner house in a transforming neighborhood, combining both strong appreciation potential and reliable rental income if you choose to let it.
The projected 5-year total return for these family homes in Rotterdam, including both price appreciation and potential rental yield, could reach 35-45%, assuming you buy in a neighborhood with growth momentum rather than an already-peaked premium area.
The main structural trend favoring these properties is the "family retention" phenomenon: Rotterdam has invested heavily in making the city attractive for families with children, increasing demand for ground-bound homes with gardens and multiple bedrooms.
For buyers seeking a balance of solid return with lower risk, a well-maintained apartment in a prime central location like Stadsdriehoek or Cool offers more modest appreciation but very low vacancy risk and consistent demand.
How will new infrastructure projects affect property prices in Rotterdam over 5 years?
The three major infrastructure projects expected to impact Rotterdam property prices over the next five years are the fully operational A16 Rotterdam highway (opened late 2025), the A24 Blankenburgverbinding tunnel connection (completed early 2025), and ongoing metro and public transit improvements across the south and east of the city.
Properties near completed infrastructure projects in Rotterdam typically see a price premium of 5-10% over similar homes in areas without improved connectivity, though this premium usually builds gradually over two to three years rather than appearing overnight.
The neighborhoods that will benefit most from these infrastructure developments are the eastern edges of Rotterdam (better connected via the A16), the western Rozenburg and Maassluis commuter belt (via the A24), and districts in Rotterdam Zuid that gain from improved public transit links.
How will population growth and other factors impact property values in Rotterdam in 5 years?
Rotterdam's population is projected to grow by roughly 1-1.5% annually over the next five years, adding around 30,000 to 50,000 new residents to a city that already struggles to house its current population, which will keep upward pressure on property values.
The demographic shift with the strongest influence on Rotterdam property demand will be the growth of mid-income young professionals in their late 20s and 30s, many of whom are priced out of Amsterdam and are discovering Rotterdam offers similar urban amenities at lower prices.
Migration patterns, both domestic (from other Dutch cities) and international (EU workers and expats), will continue to favor Rotterdam over the next five years as the city's reputation grows and its relative affordability compared to Amsterdam attracts newcomers.
The property types and areas that will benefit most from these demographic trends are spacious apartments and family homes in well-connected neighborhoods like Noord, Delfshaven, and the emerging transformation zones in Zuid where young professionals and growing families want to settle.
We made this infographic to show you how property prices in the Netherlands compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What is the 10 year property price outlook in Rotterdam?
What is the 10-year property price prediction for Rotterdam as of 2026?
As of early 2026, Rotterdam property prices are expected to grow by approximately 45% cumulatively over the next ten years (through the end of 2035), which would mean a €460,000 home today could be worth around €670,000 a decade from now.
The range of 10-year forecasts spans from a conservative 25-30% (if construction accelerates significantly and interest rates rise) to an optimistic 60-70% (if shortages persist and Rotterdam continues attracting residents from more expensive Dutch cities).
That 45% cumulative growth works out to roughly 3.8% per year on average, which represents steady long-term wealth building rather than the speculative gains some buyers might hope for.
The biggest uncertainty factor in making 10-year property price predictions for Rotterdam is whether the Dutch government will successfully accelerate housing construction to reach its targets of 90,000-100,000 new homes per year nationally, which would eventually ease the shortage that currently supports prices.
What long-term economic factors will shape property prices in Rotterdam?
The three long-term economic factors that will shape Rotterdam property prices over the next decade are income and productivity growth (determining what people can afford), the interest rate and financing environment (affecting borrowing capacity), and the pace of new housing construction (setting the supply-demand balance).
The single factor with the most positive long-term impact on Rotterdam property values will be the city's growing economic diversification, as Rotterdam expands beyond its traditional port identity into tech, sustainability, and creative industries that attract higher-earning residents.
The single factor posing the greatest structural risk to Rotterdam property values is the possibility of sustained high interest rates over many years, which would cap borrowing capacity and limit how much buyers can bid even if demand remains strong.
You'll also find a much more detailed analysis in our pack about real estate in Rotterdam.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Rotterdam, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Statistics Netherlands (CBS) | The official Dutch statistics office and primary source for national housing data. | We used CBS to anchor the latest national year-on-year price trend. We then scaled Rotterdam estimates relative to that national benchmark. |
| CBS StatLine | The official CBS/Kadaster statistical table for transacted owner-occupied homes. | We used it as a sanity check for long-run price levels. We referenced it to keep our methodology honest and consistent. |
| Kadaster | The official Dutch land registry and a core source behind housing statistics. | We used it to validate recent transaction-price direction. We treat it as one of our ground-truth anchors for Rotterdam. |
| De Nederlandsche Bank (DNB) | The Dutch central bank publishes macro-consistent housing outlooks. | We used it to anchor the 2026-2027 national price-growth expectation. We translated that into a Rotterdam-specific forecast. |
| CPB Netherlands Bureau for Economic Policy Analysis | The Dutch government's official independent macro forecaster. | We used it to set the macro backdrop for housing demand in 2026. We used it as a reality check for all forecasts. |
| ABN AMRO | A major Dutch bank with a well-followed housing research team. | We used it as one of our forecast triangulation points for 2026. We incorporated its note that large cities may grow more slowly. |
| ING Research | A major Dutch bank with method-driven and widely cited research. | We used it to triangulate 2026 price growth estimates. We incorporated it into our base-case forecast range. |
| Rabobank | A major Dutch lender with a long housing-market research track record. | We used it to quantify the investor sell-off and ex-rental supply wave. We applied that mechanism especially to Rotterdam. |
| NVM | The main Dutch real estate agents' association for housing market monitoring. | We used it as a second independent lens alongside CBS/Kadaster. We used its conventions to keep property-type comparisons consistent. |
| Calcasa WOX | A recognized Dutch housing-index provider using transaction data and valuation models. | We used it for property-type appreciation patterns. We cross-checked it with CBS/Kadaster/NVM for triangulation. |
| Vereniging Eigen Huis | The largest Dutch homeowners' association explaining index construction clearly. | We used it to explain how index-based measures differ from average prices. We referenced it to reduce reader confusion. |
| Municipality of Rotterdam (Onderzoek010) | The city's official research and statistics portal. | We used it to ground neighborhood discussion in official city geography. We kept neighborhood examples accurate and Rotterdam-specific. |
| Rotterdam WOZ Information | The city's official page explaining how property tax values are set. | We used it as a supporting signal for expensive versus cheaper areas. We kept it clearly labeled as a proxy rather than sale price. |
| Rijkswaterstaat (A16 Rotterdam) | The Dutch national road authority and primary source for major road projects. | We used it to support claims about connectivity improvements. We incorporated this into our 5-year winners logic. |
| Rijkswaterstaat (A24 Blankenburgverbinding) | The same national infrastructure source for the western tunnel connection. | We used it to support a second concrete connectivity upgrade. We treated it as a medium-term tailwind for nearby areas. |
| Ministry of Housing (VRO) | Official ministry context on the national housing construction pipeline. | We used it to frame the supply side for 5-10 year outlooks. We translated national build tempo into Rotterdam-specific pressure. |
| Frits Overbiedingsmonitor | A widely-used Dutch mortgage platform tracking actual Rotterdam transaction prices. | We used it to anchor Rotterdam-specific price estimates. We validated our averages against their reported transaction data. |
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If you want to go deeper, you can read the following: